516 Ranger Park Ct · Four Corners, FL 33897

$260,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 94 Days on market

Built 1988 6,000 sqft lot $20/mo HOA · 1% 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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks MLS

This home has been well kept. It is a split bedroom plan and features many improvements such as new windows, except for bath and kitchen, new AC 2006, exterior painting 2006, new stove, and 2 baths remodeled. The 12x18' screen room w/ vinyl windows allows room for personal use or entertaining. Polo Park with its golf course, 2 clubhouses, 2 pools, tennis, shuffleboard and many activities makes this a fine place to reside in comfort.

Key facts

• Spacious kitchen
• Low traffic court
• Owned land

Tags

• DOUBLE WIDE MANUFACTURED HOME
• OWNED LAND
• LOW TRAFFIC COURT
• UPDATED VINYL FLOORING
• SPACIOUS KITCHEN
• UPDATED CABINETRY

Property features AI

Finance

• Other: Home warranty available
• Financial info: Total annual fees $240; Association fee required
• HOA & community: Has HOA (monthly fee $20); Quarterly association fee $60; Association amenities: fitness center, recreation facilities, shuffleboard, tennis courts, pool, golf; Association fee covers escrow reserves and recreational facilities; Pets allowed

Exterior

• Parking: Parking pad; No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Public utilities; Sprinkler meter; Irrigation equipment
• Home design: Manufactured double-wide home; One level; Home faces south; Homestead exempt
• Construction: Vinyl siding; Metal and shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Deck; Patio; Porch (screened); Private mailbox; Rain gutters; Sliding doors; Shed(s)

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Disposal; Electric water heater
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Dining area (l-shaped); Skylights; Blinds; Florida room; Inside utility
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.2% below list).
• Recommended offer: $202k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Loughman Oaks Elementary School (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 1,052 students, 37% FRL); Lake Alfred Polytech Academy (math 41% / reading 43%, grade D-, #340 of 571 statewide, top 61%, 645 students, 59% FRL); Ridge Community High School (math 12% / reading 33%, grade F, #539 of 667 statewide, top 81%, 2,711 students, 48% FRL).
• Market conditions: Rents soft (-2.7%/yr); 648 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 34% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $214 of equity ($2k loan paydown + $-2k 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 94 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $260k implies a 225% 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→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,326 (22.2% 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 94 days. Have you received any prior offers? Is the seller open to a 22% 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. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.7

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: -8.5%
• Equity multiple: 0.63×
• Total profit: $-27,157
• Equity at exit: $67,674

10-year hold

• IRR: -4.3%
• Equity multiple: 0.61×
• Total profit: $-28,693
• Equity at exit: $75,340

Cash invested: $72,800 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$205 /mo · $2,454/yr
• Insurance: −$108
• HOA: −$20
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-98

Break-even live

Break-even rent $2,147

Max offer price $242,700

Occupancy floor 100%

Sensitivity live

Price	-10% $49	-5% $-24	+0% $-98	+5% $-172	+10% $-245
Rent	-10% $-258	-5% $-178	+0% $-98	+5% $-18	+10% $62
Rate	-1.0pp $33	-0.5pp $-32	base $-98	+0.5pp $-165	+1.0pp $-234

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	25d	1	0.16mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	16d	1	0.18mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	4d	1	0.20mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	25d	1	0.21mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	16d	1	0.22mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	16d	1	0.22mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	5d	1	0.24mi
232 Nesbitt Park Ave Davenport, FL	2.0	2.0	864	$1,325	$1.53	25d	1	0.25mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	25d	1	0.35mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,506	$2.45	16d	21	0.44mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	5d	1	0.48mi
218 Langford Park Dr Davenport, FL	3.0	2.0	1479	$2,100	$1.42	25d	1	0.54mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$3,400	$2.52	16d	83	0.54mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	25d	1	0.72mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$2,429	$2.06	5d	15	0.75mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	23d	1	0.83mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$2,024	$1.91	5d	22	0.88mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	25d	1	0.90mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$2,230	$2.47	0d	20	1.11mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	25d	1	1.17mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$2,200	$2.12	5d	35	1.21mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	25d	1	1.24mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$2,290	$2.22	0d	23	1.24mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	25d	1	1.31mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	25d	1	1.33mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	14d	1	1.35mi
774 Chelsea Dr Davenport, FL	2.0	2.5	988	$1,750	$1.77	25d	1	1.36mi
1301 Tuscan Hills Blvd Unit 9406 1 Davenport, FL	2.0	2.0	1134	$2,200	$1.94	25d	1	1.37mi
1556 Mirabella Cir Davenport, FL	3.0	2.5	1371	$1,950	$1.42	5d	1	1.39mi
807 Chelsea Dr Davenport, FL	2.0	2.5	1076	$1,450	$1.35	25d	1	1.39mi
1492 Mirabella Cir Davenport, FL	3.0	2.5	1435	$1,950	$1.36	16d	1	1.43mi
1492 Mirabella Cir Davenport, FL	3.0	2.0	1435	$1,995	$1.39	25d	1	1.43mi
226 Hillcrest Dr Davenport, FL	4.0	2.0	1488	$2,500	$1.68	25d	1	1.44mi
1316 Mirabella Cir Davenport, FL	3.0	2.5	1489	$2,050	$1.38	25d	1	1.46mi

HOA detail

• Monthly dues: $20 · $240/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-22
   days on market $260,000 Active 94 DOM
2. 2026-06-18
   days on market $260,000 Active 91 DOM
3. 2026-06-17
   days on market $260,000 Active 90 DOM
4. 2026-06-16
   days on market $260,000 Active 89 DOM
5. 2026-06-15
   days on market $260,000 Active 88 DOM
6. 2026-06-13
   days on market $260,000 Active 86 DOM
7. 2026-06-10
   days on market $260,000 Active 83 DOM
8. 2026-06-09
   days on market $260,000 Active 82 DOM
9. 2026-06-08
   days on market $260,000 Active 81 DOM
10. 2026-06-07
    days on market $260,000 Active 80 DOM
11. 2026-06-05
    days on market $260,000 Active 77 DOM
12. 2026-06-03
    days on market $260,000 Active 76 DOM
13. 2026-06-03
    days on market $260,000 Active 75 DOM
14. 2026-06-01
    days on market $260,000 Active 74 DOM
15. 2026-05-31
    days on market $260,000 Active 73 DOM
16. 2026-03-19
    listed $260,000 Active
17. 2020-03-04
    soldstatus $80,000
18. 2013-03-21
    soldstatus $73,500
19. 2013-03-08
    soldstatus $73,500 436-char remark

    Show marketing remark (436 chars)

    This home has been well kept. It is a split bedroom plan and features many improvements such as new windows, except for bath and kitchen, new AC 2006, exterior painting 2006, new stove, and 2 baths remodeled. The 12x18' screen room w/ vinyl windows allows room for personal use or entertaining. Polo Park with its golf course, 2 clubhouses, 2 pools, tennis, shuffleboard and many activities makes this a fine place to reside in comfort.

20. 2012-04-12
    listed $78,600 436-char remark

    Show marketing remark (436 chars)

    This home has been well kept. It is a split bedroom plan and features many improvements such as new windows, except for bath and kitchen, new AC 2006, exterior painting 2006, new stove, and 2 baths remodeled. The 12x18' screen room w/ vinyl windows allows room for personal use or entertaining. Polo Park with its golf course, 2 clubhouses, 2 pools, tennis, shuffleboard and many activities makes this a fine place to reside in comfort.

21. 2005-04-07
    soldstatus $80,500
22. 2005-03-31
    soldstatus $80,500 195-char remark

    Show marketing remark (195 chars)

    Great lifestyle in this golf community. This 3 bed home features pergo floors, beautiful porch w/ vinyl windows, double drive, 8x15 patio and fruit trees. Good value plus $1000 rebate at closing.

23. 2004-03-31
    listed $85,000 195-char remark

    Show marketing remark (195 chars)

    Great lifestyle in this golf community. This 3 bed home features pergo floors, beautiful porch w/ vinyl windows, double drive, 8x15 patio and fruit trees. Good value plus $1000 rebate at closing.

24. 1999-02-12
    soldstatus $24,000
25. 1999-02-12
    soldstatus $20,000

ⓘ 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: $2,454 · $205/mo
• Projected year-2 tax: $2,454 · $205/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 · 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: $24,279
• − Mortgage interest: −$14,564
• − Property taxes: −$2,454
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$240
• − Depreciation: −$7,564
• Taxable loss: −$5,727
• Est. tax savings @ 24.0%: +$1,375
• After-tax cash flow: $199/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

• 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

+983.3% since first listed

10 events — show timeline

• 2026-03-19 Listed $260,000 Stellar MLS as Distributed by MLS Grid
• 2020-03-04 Sold (Public Records) $80,000 Public Records
• 2013-03-21 Sold (Public Records) $73,500 Public Records
• 2013-03-08 Sold (MLS) $73,500 Stellar MLS as Distributed by MLS Grid
• 2012-04-12 Listed $78,600 Stellar MLS as Distributed by MLS Grid
• 2005-04-07 Sold (Public Records) $80,500 Public Records
• 2005-03-31 Sold (MLS) $80,500 Stellar MLS as Distributed by MLS Grid
• 2004-03-31 Listed $85,000 Stellar MLS as Distributed by MLS Grid
• 1999-02-12 Sold (Public Records) $20,000 Public Records
• 1999-02-12 Sold (Public Records) $24,000 Public Records

Property tax history

+16.1%/yr

Latest (2025): $2,454 · +9.7% YoY. Source: county tax records.