226 Douglas Park Ave · Four Corners, FL 33897

$189,900

2 bd · 2.0 ba · 1,066 sqft · Manufactured public records · 28 Days on market

Built 1994 4,996 sqft lot $72/mo HOA · 4% 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• Appreciation +4.7/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0

Listing remarks

Under contract-accepting backup offers. (Check out the Virtual Tour) Welcome to 226 Douglas Park Ave, located in the highly sought-after 55+ community of Polo Park West in Davenport. This well-maintained home offers comfortable, low-maintenance living in a peaceful and amenity-rich neighborhood just minutes from shopping, dining, golf, and major attractions. The home features a covered carport with an extended driveway and a spacious screened-in front porch—perfect for enjoying Florida’s year-round weather. Inside, you’ll find a bright and functional layout with an open flow between the kitchen, dining, and living areas. The kitchen offers ample cabinetry, generous coun

Key facts

• Ample cabinetry
• Covered carport
• Natural light

Tags

• COVERED CARPORT
• EXTENDED DRIVEWAY
• SCREENED-IN FRONT PORCH
• AMPLE CABINETRY
• CENTER ISLAND
• NATURAL LIGHT

Property features AI

Finance

• Other: Irrigation equipment installed; Furnished
• Financial info: Lease restrictions apply
• HOA & community: Has HOA (monthly fee $70; quarterly association fee $210); HOA includes pool, recreational facilities and common area taxes; Community features include clubhouse, deed restrictions, and pool; Senior community; Pets allowed; Association amenities: clubhouse, golf course, pickleball courts, pool

Exterior

• Parking: Has carport with 2 spaces
• Utilities: Public water; Public sewer; Cable connected; Electricity connected; Phone available; Underground utilities; Water connected; Sewer connected
• Home design: Manufactured home (double wide); One story; Faces west
• Construction: Vinyl siding; Metal and shingle roof; Crawlspace foundation; Built as a double wide manufactured home
• Exterior features: Lighting; Private mailbox; Sliding doors; Storage

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Ceiling fans; Living room / dining room combo; Thermostat; Window treatments
• Laundry & utility: Washer; Dryer; Dedicated laundry room; Outside laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $185k (2.4% below list).
• Recommended offer: $185k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Davenport Elementary (math 36% / reading 36%, grade F, #1,670 of 2,144 statewide, top 78%, 786 students, 49% FRL); Davenport High School (2,333 students, 37% FRL) — zoned schools average 43% FRL vs 60% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.7%/yr); 646 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% 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 $156 of equity ($1k loan paydown + $-1k 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 28 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $190k implies a 90% 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→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,417 (2.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• 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: -4.1%
• Equity multiple: 0.82×
• Total profit: $-9,611
• Equity at exit: $49,428

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,511
• Equity at exit: $55,027

Cash invested: $53,172 (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: 646
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$996
• Tax from tax record: −$213 /mo · $2,553/yr
• Insurance: −$79
• HOA: −$72
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $105

Break-even live

Break-even rent $1,721

Max offer price $189,900

Occupancy floor 89%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Nesbitt Park Ave Davenport, FL	2.0	2.0	864	$1,325	$1.53	23d	1	0.06mi
130 Orlando Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1022	$2,097	$2.05	14d	21	0.21mi
218 Langford Park Dr Davenport, FL	3.0	2.0	1479	$2,100	$1.42	23d	1	0.33mi
1000 Western Breeze CIR Unit 3-410 Davenport, FL	2.0	2.0	1185	$2,360	$1.99	3d	1	0.35mi
623 Coconut Palm Way Davenport, FL	3.0	2.0	1100	$1,650	$1.50	23d	1	0.40mi
1000 Western Breeze Cir Davenport, FL	1.0–3.0	1.0–2.0	1350	$2,448	$1.81	14d	83	0.40mi
400 Australian Way Unit A Davenport, FL	3.0	2.0	1350	$1,600	$1.19	14d	1	0.43mi
217 Australian Way Unit A Davenport, FL	3.0	2.0	1211	$1,750	$1.45	3d	1	0.47mi
1623 Fan Palm Dr Davenport, FL	3.0	2.5	1451	$1,950	$1.34	3d	1	0.49mi
2918 Fan Palm Dr Unit Main Davenport, FL	3.0	2.0	1400	$1,800	$1.29	23d	1	0.49mi
2929 Fan Palm Dr Unit 1 Davenport, FL	3.0	2.5	1090	$1,600	$1.47	14d	1	0.50mi
2929 Fan Palm Dr Davenport, FL	3.0	3.0	1090	$1,600	$1.47	14d	1	0.50mi
223 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	745	$1,000	$1.34	23d	1	0.58mi
631 Washington Palm Loop Davenport, FL	3.0	2.0	1387	$1,450	$1.05	23d	1	0.59mi
601 Washington Palm Loop Unit B Davenport, FL	1.0	1.0	800	$1,100	$1.38	23d	1	0.60mi
1000 Ketner St Davenport, FL	1.0–3.0	1.0–2.0	1057	$1,746	$1.65	3d	22	0.70mi
315 Allison Ave Davenport, FL	3.0	2.0	1180	$2,400	$2.03	23d	1	0.80mi
130 Town Center Blvd Clermont, FL	1.0–3.0	1.0–2.0	904	$1,890	$2.09	2d	19	0.86mi
2010 Limetta DR Davenport, FL	1.0–3.0	1.0–2.0	1178	$1,970	$1.67	3d	15	0.99mi
50989 Highway 27 #108 Davenport, FL	2.0	1.0	800	$1,500	$1.88	21d	1	0.99mi
145 Town Center Blvd Clermont, FL	1.0–3.0	1.0–3.0	1029	$1,850	$1.80	2d	22	1.00mi
309 Catfish Dr E Davenport, FL	3.0	2.0	1454	$1,895	$1.30	23d	1	1.05mi
17345 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1269	$2,195	$1.73	12d	1	1.09mi
17177 Cagan Crossings Blvd Clermont, FL	3.0	2.0	1483	$2,500	$1.69	24d	1	1.23mi
218 Haversham Way Davenport, FL	1.0	1.0	785	$600	$0.76	23d	1	1.25mi
16407 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,300	$1.55	20d	1	1.37mi
16423 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,250	$1.52	5d	1	1.40mi
16419 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	1.40mi
16436 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	1.41mi
16368 Happy Eagle Dr Clermont, FL	3.0	2.5	1485	$2,190	$1.47	24d	1	1.43mi
603 New Providence Promenade #603 Davenport, FL	3.0	2.0	1227	$1,550	$1.26	23d	1	1.44mi
237 Somerset Dr Davenport, FL	2.0	1.0	1330	$1,900	$1.43	23d	1	1.44mi
16390 Bird of Paradise Ave Clermont, FL	3.0	2.5	1477	$2,200	$1.49	24d	1	1.44mi
183 Ashbourne Way Davenport, FL	1.0–3.0	1.0–2.0	1039	$1,822	$1.75	3d	35	1.45mi
304 New Providence Promenade Unit 304 Davenport, FL	3.0	2.0	1227	$1,495	$1.22	23d	1	1.47mi
16520 Windsor Cay Blvd Clermont, FL	1.0–2.0	1.0–2.0	1128	$2,286	$2.03	1d	17	1.49mi
16350 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,150	$1.45	24d	1	1.49mi
222 Bexley Dr Davenport, FL	2.0	2.5	1313	$2,000	$1.52	23d	1	1.49mi
16346 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,200	$1.48	11d	1	1.49mi
16305 Bird of Paradise Ave Clermont, FL	3.0	2.5	1485	$2,100	$1.41	24d	1	1.50mi

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 5 events

1. 2026-05-21
   status Pending
2. 2026-05-11
   price $189,900
3. 2026-04-22
   listed $195,000 Active
4. 2025-04-04
   soldstatus $100,000
5. 1994-11-04
   soldstatus $11,900

ⓘ 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: $2,553 · $213/mo
• Projected year-2 tax: $2,553 · $213/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 9/10 Extreme 7 d/yr ≥107°F today · 25 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: $22,250
• − Mortgage interest: −$10,637
• − Property taxes: −$2,553
• − Insurance: −$950
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − HOA: −$864
• − Depreciation: −$5,524
• Taxable loss: −$1,838
• Est. tax savings @ 24.0%: +$441
• After-tax cash flow: $1,702/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

+1495.8% since first listed

5 events — show timeline

• 2026-05-21 Pending — Stellar MLS as Distributed by MLS Grid
• 2026-05-11 Price Changed $189,900 Stellar MLS as Distributed by MLS Grid
• 2026-04-22 Listed $195,000 Stellar MLS as Distributed by MLS Grid
• 2025-04-04 Sold (Public Records) $100,000 Public Records
• 1994-11-04 Sold (Public Records) $11,900 Public Records

Property tax history

+16.8%/yr

Latest (2025): $2,553 · +158.6% YoY. Source: county tax records.